Blk 210A Compassvale Lane
Project page · 99-year lease from 2013
Based on 4 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 210A | 04 TO 06 | 93 sqm | S$645,888 | S$6,945 psm | ×1.000 | S$6,945 psm |
| Jul 2026 | Blk 210A | 10 TO 12 | 93 sqm | S$628,000 | S$6,753 psm | ×1.000 | S$6,753 psm |
| Jul 2026 | Blk 210A | 01 TO 03 | 93 sqm | S$600,000 | S$6,452 psm | ×1.000 | S$6,452 psm |
| Dec 2025 | Blk 210A | 16 TO 18 | 97 sqm | S$688,000 | S$7,093 psm | ×0.996 | S$7,065 psm |
How accurate is this estimate for Compassvale Lane?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 58 sales in Compassvale Lane since.
- Median error
- 2.8%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.03% gross yield
S$38,400 of rent a year against the estimate above · 0.19 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 61 approvals in the last year.
In Sengkang, flats of this type with 80 to 89 years of lease left yield 5.84%, from 36 blocks.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 208A | 4 ROOM | S$3,480 |
| Sept 2026 | 213B | 4 ROOM | S$3,300 |
| Sept 2026 | 209C | 4 ROOM | S$3,300 |
| Sept 2026 | 210C | 4 ROOM | S$3,250 |
| Sept 2026 | 206C | 4 ROOM | S$3,000 |
| Sept 2026 | 210B | 4 ROOM | S$3,000 |
| Aug 2026 | 206C | 4 ROOM | S$3,300 |
| Aug 2026 | 206A | 4 ROOM | S$2,900 |
median of 61 HDB rental approvals for 4 ROOM on Compassvale Lane since 2025-10.
Buying or selling at S$636,944?
Buying: Stamp duty on S$636,944 · Cash and CPF needed on S$636,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$636,944.
Each opens with this figure filled in; change anything there.
Primary schools near 210a Compassvale Lane
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- North Spring Primary School · 389 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 429 m · no 2025 Phase 2C ballot
- North Vista Primary School · 446 m · no 2025 Phase 2C ballot
- Punggol Primary School · 872 m · no 2025 Phase 2C ballot
- Palm View Primary School · 911 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Compassvale Primary School · 1,008 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rivervale Primary School · 1,018 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- CHIJ Our Lady of the Nativity (girls) · 1,148 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Nan Chiau Primary School · 1,194 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,411 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,496 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,520 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,537 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,710 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,814 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 1,821 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,839 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 210A · 4 ROOM · 04 TO 06 · Model A · 86 years left | 93 sqm | S$645,888 | S$6,945 psm |
| Jul 2026 | Blk 210A · 4 ROOM · 01 TO 03 · Model A · 86 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jul 2026 | Blk 210A · 4 ROOM · 10 TO 12 · Model A · 86 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Jun 2026 | Blk 210A · 3 ROOM · 04 TO 06 · Model A · 86 years left | 68 sqm | S$505,000 | S$7,426 psm |
| Dec 2025 | Blk 210A · 4 ROOM · 16 TO 18 · Model A · 86 years left | 97 sqm | S$688,000 | S$7,093 psm |
| Nov 2025 | Blk 210A · 2 ROOM · 10 TO 12 · Model A · 86 years left | 48 sqm | S$383,000 | S$7,979 psm |
| Sept 2025 | Blk 210A · 3 ROOM · 07 TO 09 · Model A · 87 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Aug 2025 | Blk 210A · 3 ROOM · 07 TO 09 · Model A · 87 years left | 68 sqm | S$518,000 | S$7,618 psm |
| May 2025 | Blk 210A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 95 sqm | S$665,000 | S$7,000 psm |
| Apr 2025 | Blk 210A · 4 ROOM · 01 TO 03 · Model A · 87 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Jul 2024 | Blk 210A · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Nov 2023 | Blk 210A · 4 ROOM · 13 TO 15 · Model A · 88 years left | 97 sqm | S$610,000 | S$6,289 psm |
| Oct 2023 | Blk 210A · 2 ROOM · 01 TO 03 · Model A · 88 years left | 48 sqm | S$315,000 | S$6,563 psm |
| Sept 2023 | Blk 210A · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Jul 2023 | Blk 210A · 4 ROOM · 13 TO 15 · Model A · 89 years left | 97 sqm | S$630,000 | S$6,495 psm |
| Apr 2023 | Blk 210A · 3 ROOM · 13 TO 15 · Model A · 89 years left | 68 sqm | S$465,000 | S$6,838 psm |
| Mar 2023 | Blk 210A · 3 ROOM · 01 TO 03 · Model A · 89 years left excluded: outlier | 68 sqm | S$400,000 | S$5,882 psm |
| Mar 2023 | Blk 210A · 3 ROOM · 01 TO 03 · Model A · 89 years left excluded: outlier | 68 sqm | S$380,000 | S$5,588 psm |
| Mar 2023 | Blk 210A · 2 ROOM · 13 TO 15 · Model A · 89 years left | 48 sqm | S$336,888 | S$7,019 psm |
| Feb 2023 | Blk 210A · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$503,000 | S$5,409 psm |
| Jan 2023 | Blk 210A · 2 ROOM · 04 TO 06 · Model A · 89 years left | 48 sqm | S$315,000 | S$6,563 psm |
| Dec 2022 | Blk 210A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$536,888 | S$5,773 psm |
| Dec 2022 | Blk 210A · 3 ROOM · 10 TO 12 · Model A · 89 years left excluded: outlier | 68 sqm | S$400,786 | S$5,894 psm |
| Dec 2022 | Blk 210A · 2 ROOM · 07 TO 09 · Model A · 89 years left | 48 sqm | S$320,000 | S$6,667 psm |
| Sept 2022 | Blk 210A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jul 2022 | Blk 210A · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$505,000 | S$5,430 psm |
| Apr 2022 | Blk 210A · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$508,000 | S$5,462 psm |
| Mar 2022 | Blk 210A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$488,000 | S$5,247 psm |
| Mar 2022 | Blk 210A · 2 ROOM · 16 TO 18 · Model A · 90 years left | 48 sqm | S$318,000 | S$6,625 psm |
| Feb 2022 | Blk 210A · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$490,000 | S$5,269 psm |
| Jan 2022 | Blk 210A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$505,000 | S$5,430 psm |
| Dec 2021 | Blk 210A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$485,000 | S$5,215 psm |
Showing 32 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 210A · 2 ROOM | S$2,300 | — |
| Aug 2025 | Blk 210A · 3 ROOM | S$2,700 | — |
| Jun 2025 | Blk 210A · 4 ROOM | S$3,400 | — |
| Feb 2025 | Blk 210A · 3 ROOM | S$2,800 | — |
| Dec 2024 | Blk 210A · 3 ROOM | S$2,900 | — |
| Nov 2024 | Blk 210A · 2 ROOM | S$2,400 | — |
| Nov 2024 | Blk 210A · 3 ROOM | S$2,300 | — |
| Aug 2024 | Blk 210A · 3 ROOM | S$2,700 | — |
| Jul 2024 | Blk 210A · 4 ROOM | S$3,400 | — |
| Jul 2024 | Blk 210A · 4 ROOM | S$3,100 | — |
| Feb 2024 | Blk 210A · 4 ROOM | S$1,400 | — |
| Nov 2023 | Blk 210A · 3 ROOM | S$2,900 | — |
| Nov 2023 | Blk 210A · 2 ROOM | S$2,400 | — |
| Oct 2023 | Blk 210A · 2 ROOM | S$2,400 | — |
| Mar 2023 | Blk 210A · 2 ROOM | S$500 | — |
| Nov 2022 | Blk 210A · 3 ROOM | S$2,000 | — |
| Jul 2022 | Blk 210A · 3 ROOM | S$2,700 | — |
| Mar 2022 | Blk 210A · 3 ROOM | S$1,700 | — |
| Jan 2022 | Blk 210A · 3 ROOM | S$2,300 | — |
| Jan 2022 | Blk 210A · 3 ROOM | S$1,500 | — |
| Oct 2021 | Blk 210A · 2 ROOM | S$1,350 | — |
| Jan 2021 | Blk 210A · 3 ROOM | S$1,800 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 85 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 80 years | S$598,040 | S$660,285 | S$715,101 | S$727,607 |
| 10 years | 75 years | S$558,967 | S$681,378 | S$799,209 | S$827,408 |
| 20 years | 65 years | S$506,058 | S$751,976 | S$1,034,543 | S$1,108,836 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.